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Planning Board Minutes August 3, 2021 Page 1 of 9
RANDOLPH COUNTY PLANNING BOARD
MINUTES
August 3, 2021
There was a Randolph County Planning Board meeting on Tuesday, August 3, 2021, at
6:30 p.m. in the 1909 Historic Courthouse Meeting Room, 145-C Worth St, Asheboro,
NC.
Vice-Chairman Joyce called the meeting to order at 6:30 p.m. and welcomed those in
attendance.
Jay Dale, Randolph County Planning and Zoning Director, called the roll of the members.
Reid Pell, Chairman, absent;
Wayne Joyce, Vice Chairman, present;
John Cable, present;
Keith Slusher, absent;
Kemp Davis, present;
Melinda Vaughan, present;
Ralph Modlin, present; and
Reggie Beeson, Alternate, present.
County Attorney, Ben Morgan, was also present.
Dale informed the Chairman there was a quorum of the members present for the
meeting.
Joyce called for a motion to approve the consent agenda as presented.
Consent Agenda:
Approval of agenda for August 3, 2021, Planning Board meeting.
Approval of the minutes from the July 13, 2021, Planning Board meeting.
Approval of the Consistency, Reasonableness, and Public Interest
Statements for the Rezoning Request by Carolina Travel Management, Inc.
Cable made the motion to approve the consent agenda as presented, with Beeson
making the second to the motion. The motion was adopted unanimously.
Joyce called for any old business for the Board. Hearing none, the Board moved forward
with the case(s) on the agenda.
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Dale presented the case along with site plans and pictures of the site and surrounding
properties.
REZONING REQUEST #2021-00001956
SUSAN B STEVENSON, Honolulu, HI, is requesting to rezone 2.43 acres
at 229 Andrew Hunter Rd, Franklinville Township, Tax ID #7782802548,
Primary Growth Area, from RR - Residential Restricted to RA - Residential
Agricultural District.
Joyce opened the public hearing and asked if anyone was present to speak in favor of
the request.
Susan Stevenson, 229 Andrew Hunter Rd, Asheboro, NC, explained to the Board that
she grew up on this property and has decided to move back from Honolulu, HI, where
she plans to set up a single-wide mobile home for her daughter and grandson to live next
door. She said there were previously two single-wide mobile homes on the property years
ago was surprised to find out the zoning no longer allowed a single-wide. She said a
single-wide had been given to them, and they are just waiting to have it moved to this
location.
Modlin asked if there were two mobile homes on the property previously. Stevenson
answered yes. Dale explained that the current zoning would allow a double-wide with
masonry underpinning but not a single-wide as she would like. Dale said the previous
single-wide mobile homes on the property were before zoning regulations.
Cable asked Stevenson if she was unable to obtain a double-wide. Stevenson answered
no. She said the single-wide home is being given to them and is currently waiting to be
moved from Reidsville upon approval of the request.
Modlin asked the age of the mobile home. Stevenson said the home is a 1987 model.
Joyce asked if the exterior of the home is vinyl or metal. Stevenson said she was unsure.
Cable asked if family members were assisting with bringing the home up to date.
Stevenson said neighbors and friends are planning to help with the renovations.
Davis asked who would be living in the home. Stevenson said she would be living in the
site-built home and currently rents the one-bedroom apartment in the basement, which
would be too small for her daughter and grandson.
Joyce asked if there was anyone else that would like to speak in favor of the request.
Hearing none, Joyce asked if anyone would like to speak in opposition to the request.
Susan Richards, 207 Andrew Hunter Rd, Asheboro, said she lives on the adjoining five-
acre parcel and would like to ask the Board to deny the request for a couple of reasons.
First, she said she believes that changing the zoning would be inconsistent with the area
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because the community is primarily site-built, single-family dwellings because of the
Restricted Residential zoning. Second, she submitted a neighbors' petition in opposition
to the request who could not be present for the meeting. (Exhibit 1).
Davis asked when she purchased the property. Richards said she purchased her home
in 2019 because the neighborhood was appealing; she would be in a site-built community
and still have a rural lifestyle. She said she does not want to deny a family a place to live
and feels the existing home has sufficient space for the daughter and grandson to live
without changing the zoning, setting precedence for the remaining vacant properties in
the community.
Cable asked Ms. Richards the location of her property with the rezoning request.
Richards explained that her property is just south and adjoining the Stevenson property.
Richards talked about the placement of the proposed single-wide being right on the road,
unlike the older single-wide home on the adjacent parcel, and mentioned the potential
traffic increase because of a new driveway to the property. She also expressed her
concerns for potential water problems and said she is looking at this request as long-term
for the entire community.
Davis asked if her main concern is an unsightly appearance of having a mobile home on
the property and, if so, would it help with a buffer on the property. Richards answered
no. She said a single-wide would not be consistent with the other homes in the area,
having permanent foundations.
Vaughan asked if there is currently a single-wide mobile home near this parcel. Richards
answered yes. She said the single-wide has been there for years and is on a permanent
foundation. She also said there are many vacant lots in the area, and there is fear of multi-
family homes being allowed in RA zoning.
Davis told Ms. Richards the Board could place conditions on the property as part of the
rezoning. Richards said she was unaware. She asked if time limits are given for zoning
conditions if someone will monitor those conditions, and consequences given for any
violation.
Dale explained that conditions placed on the parcel would require a future rezoning to
allow anything other than the placement of a single-wide mobile on the property.
Morgan also explained that the existing single-wide mobile home previously mentioned
pre-dates zoning in Randolph County, allowing it to remain on the property. He said a
newer home or replacement home would have to meet current zoning regulations.
Richards asked the Board to deny the request.
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Beeson asked if conditions placed on the property are not followed, would the complaints
be directed to the Planning Department. Dale answered yes. He said Code Enforcement
would start the violation process.
Crystal Davis, 374 Pleasant Cross Rd, Asheboro, said she is the executor of the Gary
David Robbins estate, which owns seven residential and one commercial property in the
neighborhood. She said she has similar concerns as Ms. Richards and their impact on
the neighborhood and property values. She also said she is the owner of the single-wide
mobile home previously mentioned and has spent a tremendous amount of money on
keeping the property as immaculate as possible and is not visible from the road.
Crystal Davis asked the Board if the current RR zoning allows multi-family housing. Dale
answered no. Crystal Davis asked if she understood Ms. Stevenson to say her home is
currently a multi-family and if so, she has concerns about that. Dale said there is only one
single-family residence on the property, to his knowledge. Crystal Davis asked if the
owners are using the home for two separate living spaces, would that be considered multi-
family. Dale said it was a possibility, and he was unaware of this information until the
hearing. Crystal Davis asked what precedence is being set for the community by allowing
someone to break the rules and why rewards should be given by extending leniency of
allowing a single-wide home on the property.
Cable asked Crystal Davis if she lives in the neighborhood. Crystal Davis said her family
owns eight residences between Andrew Hunter and Pleasant Cross Rd, some being
rental homes. Cable asked if one of their properties has an auto dealership on the
property. Crystal Davis answered yes. She said the auto dealership is no longer in
business. She also said if the property values are affected, it will hit them extra hard.
Kemp Davis asked if all of the properties she had mentioned were single-family
dwellings. Crystal Davis answered yes.
Seth Craven, 3316 Kindley Farm Rd, Asheboro, said he and his aunt represent his
grandmother, Elaine Craven, who resides at 2815 Ernest Rd, Asheboro. He said he
agrees with what the others have said previously and is against the request because it
will set a precedence for the community. He also said he does not feel there is enough
room for a single-wide home because of the creek that runs directly through the middle
of the property.
Joyce asked if there was anyone else that would like to speak in opposition to the request.
Hearing none, Joyce closed the public hearing for discussion among the Board members
and a motion.
Kemp Davis asked if there was enough property to have a second residence. Dale said
the property has enough acreage and road frontage to have a second home, but some
challenges exist. He said there is a possibility of approving the rezoning only to find out it
will not meet all of the setbacks for the home.
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Modlin asked if there had been two homes on the property at one time. Dale said two
homes in the 1960s and 1970s would have pre-dated zoning.
Modlin asked if approval from the Board would affect any of the other lots in the
neighborhood. Dale said she could only request the change because she has enough
acreage for a second home. He said she could potentially split the property and place a
double-wide on the property without rezoning.
Vaughan asked if the other available lots in the neighborhood would be allowed to have
mobile homes. Dale said the current zoning would allow a double-wide with a permanent
foundation.
Cable asked if there was enough room for a double-wide on this property. Dale said she
has the acreage, but a surveyor would have to confirm there is enough space to meet all
of the required setbacks, and there would also have to be an approval for the septic.
Davis asked if this request was putting the cart before the horse. Dale said there are
situations when a property’s soil is denied for septic and setback requirements cannot be
met based on the property's layout.
Davis said he understands the request of wanting the family to live nearby and
understands the concerns of down-grading zoning, not knowing if the placement of the
home will even meet the requirements. Vaughan asked if the request potentially change
options for the entire neighborhood. Cable said a zoning change would only be for the
requested lot. Beeson said any approval would open up the opportunity for others to
come before the Board and ask the same.
Cable suggested the request be tabled until more information was available on the
placement of the home meeting setbacks and septic approvals. He said it would only be
an additional thirty days, and they would make an informed decision. However, he said
he does not feel comfortable deciding until they know the property is suitable for a second
home.
Davis asked if the request could be tabled. Morgan answered yes. He said a motion and
vote would have to take place. Dale asked for the Board to be clear on requirements for
the applicant to complete before the next meeting.
Davis made a motion to table the rezoning request until the following Board meeting,
allowing the applicant to confirm the property will accommodate a single-wide mobile
home as well as the existing home, meeting all setback and septic requirements.
Joyce called the question on the motion to table the rezoning request, and the motion
was approved unanimously.
Morgan announced that the next Planning Board meeting to continue with this request
would be on September 14th, 2021, at 6:30 p.m.
Planning Board Minutes August 3, 2021 Page 6 of 9
Dale presented the second case along with site plans and pictures of the site and
surrounding properties.
REZONING REQUEST #2021-00001953
GLANDON FOREST EQUITY, LLC, Raleigh, NC, is requesting to rezone
2.11 acres at 4204 NC Hwy 42 S, Grant Township, Tax ID #7689708557,
Secondary Growth Area, from RA - Residential Agricultural District to HC-
CD - Highway Commercial - Conditional District. The proposed Conditional
Zoning District would specifically allow a retail store as per the site plan.
Property Owner: Kimberly Hayes Bush
Joyce opened the public hearing and asked if anyone was present to speak in favor of
the request.
George Venters, 3825 Barrett Dr, Raleigh, manager for Glandon Forest Equity, LLC.,
said this site was chosen because it is located near a major rural intersection and adjacent
to a commercial property with similar zoning, which has set a precedence for that location.
He said this is a central node for the community, and their developments are designed
for rural areas, not meant to be for regional draws. He also said the site is in the secondary
growth area and is compatible with the Randolph County Growth Management Plan.
Venters said the closest retail shop to the area is six to seven miles away and feels this
would be a good option for the property. He said the property would require well and
septic, and their soil studies have shown the system will not need to be larger than the
requirement of a single-family home, with plenty of property available. He also said based
on the information given by NCDOT, and they will be installing a turning lane and
upgrading the existing intersection to a 4-way stop.
Cable asked Venters if they agreed with NCDOT’s terms. Venters answered yes.
Cable said he knows there are a few different building plans used for Dollar General
stores and asked if this building would be one of the smaller ones. Venters said the
structure for this location would be the typical size used.
Dale asked if the lighting would be directed more toward the building as he has seen in
more rural areas, cutting down on light pollution. Venters said they had changed the
lighting to project downward off the building over the years, and this particular site will
probably not require any additional lighting for parking.
Davis asked if the loading area would be fenced as it appears to be on the site plan.
Venters answered no. He explained the area on the site plan is labeled as “limited
disturbance,” indicating they will not clear trees. Venters also said delivery trucks would
pull toward the store and entirely off the road before backing into the loading area;
however, the dumpster will be within a masonry enclosure with gates.
Planning Board Minutes August 3, 2021 Page 7 of 9
Joyce asked if there was anyone else that would like to speak in favor of the request.
Hearing none, Joyce asked if anyone would like to speak in opposition to the request.
Amanda Varner, 3741 Grantville Ln, Asheboro, said she is speaking on behalf of at least
twenty-nine people who have signed a petition (Exhibit 2), and reasons for opposing the
request vary. She said she was born and raised in the area, and she and her husband
chose to continue living in the area because of the wonderful community. She also said
the location is far enough away from commercial businesses to enjoy seeing stars at night
and close enough to retail in Asheboro, just six miles away or just across the road to the
BP if they needed something. She said there are already several Dollar General stores
within seven to ten miles from Grantville, and she prefers to keep this area rural.
Varner submitted printouts of comments from a community Facebook page regarding the
request (Exhibit 3).
Varner said due to previous underground fuel tanks on the adjacent property; this parcel
has a contaminated well (Exhibit 4). She said the site plan indicates there will be a new
well drilled, and there is no guarantee that it will not have the same issue since the
property is downhill from the initial contamination point.
Varner said Randolph County Emergency Services provided public information regarding
the 785 calls law enforcement responded to Dollar General locations in Randolph County
in the last two years (Exhibit 5). She described the calls as mostly drug violations,
overdoses, burglary, robbery, larceny, theft, suspicious persons, welfare checks, and
alarms, which concern the residents living nearby.
Varner also expressed concern with the added traffic to “an already problematic
intersection.” Pictures of the intersection were submitted, and copies of the calls were
responded to at the intersection by either Randolph County EMS or East Side Fire
Department due to personal injuries being reported (Exhibit 6 and Exhibit 7). She said
there had been five calls so far in 2021, which do not include calls dispatched to North
Carolina State Highway Patrol (NCSHP) only.
Varner submitted the NCDOT Engineering accident analysis, which she said represented
a little over 84% of accidents that NCSHP responded to in the last ten years, which
occurred at an angle where vehicles were pulling out onto NC Hwy 42 (Exhibit 8).
Varner told the Board she and her husband have seven different views of the property
Dollar General is requesting to be rezoned from inside their home, which will not affect
others the way it is going to affect those who live right at the location. She asked the
Board if they choose to approve the request, to consider conditions that will benefit those
who live in the area and deal with the outcome. She asked for considerations regarding
the grading of the property and size and placement of signs to provide sight clearances
for drivers, lighting considerations for the neighbors, and as a bonus, install upgraded
security cameras inside and outside the store for the safety of employees and citizens,
Planning Board Minutes August 3, 2021 Page 8 of 9
and to provide law enforcement the best quality video footage possible during crime
incidents at the store and in the community.
Davis asked Varner if she was aware that NCDOT would evaluate the site and make
decisions regarding traffic; it is not up to the Board. Varner answered yes. She said she
is asking Dollar General to be “a good neighbor” and consider elevations to give a clear
sight of the roadway.
Dale asked Varner if she had spoken to Jerron Monroe with NCDOT. He said Jerron
Monroe and Jennifer Britt are both very conscious of safety issues. Varner said she did
not want to see increased accidents, putting more burden on EMS and the fire
departments.
Davis asked Varner if she were to prioritize her grievances with the request, what would
be her primary concern. Varner said the first concern of the whole community is traffic
safety. She said the next concern would be lighting; they would like to keep the lights to
a minimum to continue enjoying the stars. She said she would also like to see a low sign
placed at the entrance and not near the BP adjacent to the parcel.
Joyce asked if there was anyone else that would like to speak in opposition to the request.
Hearing none, Joyce closed the public hearing for discussion among the Board members
and a motion.
Beeson said if a 4-way stop is required, it would slow traffic down and make it safer.
Joyce mentioned several 4-way stops in different locations of the County that have
helped slow down traffic.
Cable said the request sounds acceptable, and some consideration from the developer
regarding the placement of signs and the 4-way stop will have a significant impact.
Joyce asked Venters if NCDOT requires a deceleration lane to be installed. Venters
said the entrance would be moved as far away from the intersection as possible.
Cable asked about the possibility of a contaminated well and asked if he understood the
risks involved. Venters said it is a reasonably new violation, and they are working with
the North Carolina Department of Environmental Quality to resolve the issues. He said
they have a proposed well location that should not be affected.
Cable said he feels this request is an excellent opportunity to serve the neighborhood
and prevent them from traveling as far, a good location for the project, and if the
developers and neighbors work together, it will be a beneficial project with the
considerations being made by NCDOT.
Beeson asked about the color considerations of the siding to be more appealing for the
neighborhood. Venters said the front of the building would be brick, and the siding color
could potentially be any color.
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Cable said in considering the lower sign and the neutral color of the building; he would
make a motion.
Cable made the motion to approve the rezoning request to rezone the specified parcel(s)
on the rezoning application to the requested zoning district based upon the
Determination of Consistency and Findings of Reasonableness, and Public Interest
statements included in the Planning Board agenda, submitted during the rezoning
presentation and as may be amended, incorporated into the motion, to be included in the
minutes, as well as the site plan(s) with all agreed-upon revisions, also incorporated into
the motion and that the request is consistent with the Randolph County Growth
Management Plan. Modlin made a second to the motion to approve the rezoning request.
Joyce called the question on the motion to approve the rezoning request, and the motion
was adopted unanimously.
Having no further business, Joyce called for a motion to adjourn the meeting. Davis made
the motion to adjourn, with Beeson making the second to the motion.
Joyce called the question on the motion to adjourn, and the motion was adopted
unanimously.
The meeting adjourned at 7:41 p.m., with 22 citizens present.
RANDOLPH COUNTY
NORTH CAROLINA
________________________________________
Planning Director
__________________________ _______________________________
Clerk to the Board Date
Approved by Randolph County Planning Board
September 14, 2021